5 Amby Ave · Plainview, NY 11803

$699,999

4 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 23 Days on market

Built 1953 5,200 sqft lot $528/sqft · 17% below area Est $839k · 17% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Schools +8.0/10.0
• Cash flow +6.9/30.0
• Livability +4.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 4 Bedroom, 2 Bath Cape-Style Home Located In The Highly Desirable Plainview-Old Bethpage School District. This Inviting Property Features An Eat-In Kitchen, Comfortable Living Room, And A Full Finished Basement Offering Additional Living And Entertaining Space. A One-Car Detached Garage Adds Convenience And Storage. Ideally Situated Near Major Highways And Centrally Located Between Two Major Long Island Rail Road Hubs, This Home Offers Easy Access For Commuters And Travelers Alike. With Its Classic Layout And Warm Character, This Is A Wonderful Opportunity To Personalize And Make It Your Own.

Key facts

• 5,200 sq ft lot
• Garage
• Built 1953

Property features AI

Exterior

• Parking: Detached garage; Driveway; On-street parking; Private parking
• Utilities: Public sewer; Cable available and connected; Electricity available and connected; Water connected; Trash collection (public)
• Home design: Single family residence; Living area per public records
• Construction: Brick construction; Vinyl siding
• Exterior features: Brick and vinyl siding exterior; Not waterfront

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: 2 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating with baseboard distribution; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Primary bedroom on main level; Finished full basement; Crawl attic
• Laundry & utility: Utilities connected (water, electricity, sewer)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $700k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $514k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $525k (25.0% below list).
• Recommended offer: $514k (26.6% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.7% in Plainview — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 85/100 on livability (#36 in NY, #554 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Plainview-Old Bethpage Central School District (suburban): math 88% / reading 86% proficiency, ranked #20 of 590 in NY (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Stratford Road School (math 87% / reading 87%, grade A+, #69 of 2,108 statewide, top 4%, 626 students, 13% FRL); Plainview-Old Bethpage Middle School (math 77% / reading 80%, grade A+, #36 of 729 statewide, top 5%, 889 students, 13% FRL); Plainview-Old Bethpage/Jfk High School (math 100% / reading 95%, grade A+, #49 of 1,100 statewide, top 5%, 1,649 students, 13% FRL).
• Market conditions: 160 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 824 units permitted in Nassau County in 2024 (153 in 5+ unit buildings).
• This rent runs 34% of the median local income ($188k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.
• Nassau County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $390k; list at $700k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $513,978 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.45%
• DSCR: 0.71
• GRM: 11.1

CMA / ARV

• ARV (median comp): $839,092
• List price: $699,999
• Delta: -16.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Virginia Ave	0.31mi	4/1.0	1,358 (+2%)	2mo	$745,000	$549	75
145 Dartmouth Dr	0.36mi	4/1.0	1,340 (+1%)	3mo	$725,000	$541	74
34 Audrey Ave	0.16mi	4/2.0	1,205 (-9%)	5mo	$737,500	$612	73
55 Audrey Ave	0.28mi	4/2.0	1,205 (-9%)	5mo	$830,000	$689	68
11 Crescent St	0.49mi	4/3.0	1,275 (-4%)	2mo	$750,000	$588	65
37 Hunter Ln	0.31mi	3/1.5 (-1)	1,176 (-11%)	5mo	$700,000	$595	55
47 Vincent Rd	0.64mi	4/2.0	1,450 (+9%)	2mo	$790,000	$545	52
42 Eldorado Blvd	0.44mi	5/2.0 (+1)	1,500 (+13%)	1mo	$775,000	$517	52
34 Pine St	0.67mi	3/1.0 (-1)	1,266 (-4%)	1mo	$855,000	$675	52
531 Old Country Rd	0.60mi	3/2.0 (-1)	1,206 (-9%)	4mo	$775,000	$643	49
5 Wilfred Blvd	0.70mi	3/2.0 (-1)	1,190 (-10%)	5mo	$775,000	$651	42
76 Vincent Rd	0.69mi	3/1.0 (-1)	1,130 (-15%)	2mo	$680,000	$602	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.08×
• Total profit: $-180,195
• Equity at exit: $104,372

10-year hold

• IRR: -25.2%
• Equity multiple: -0.23×
• Total profit: $-242,044
• Equity at exit: $60,523

Cash invested: $196,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 11803

• Active inventory: 160
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $5,250 high
• Mortgage (P&I): −$3,671
• Tax from tax record: −$1,238 /mo · $14,854/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,102
• Net cashflow: $-1,053

Break-even live

Break-even rent $6,583

Max offer price $513,978

Occupancy floor —

Sensitivity live

Price	-10% $-657	-5% $-855	+0% $-1,053	+5% $-1,251	+10% $-1,449
Rent	-10% $-1,468	-5% $-1,260	+0% $-1,053	+5% $-846	+10% $-638
Rate	-1.0pp $-701	-0.5pp $-875	base $-1,053	+0.5pp $-1,234	+1.0pp $-1,419

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Relda St Plainview, NY	4.0	2.0	1810	$5,200	$2.87	0d	1	0.39mi
8 E Gate Plainview, NY	3.0	1.0	1004	$4,800	$4.78	0d	1	0.51mi
21 Twinlawns Ave Hicksville, NY	3.0	1.0	973	$3,500	$3.60	45d	1	0.86mi
8 Spector Ln Plainview, NY	3.0	3.0	1439	$5,600	$3.89	0d	1	0.90mi
11 Howard St Hicksville, NY	5.0	2.0	1658	$5,500	$3.32	4d	1	0.96mi
102 Birchwood Park Dr Syosset, NY	4.0	2.0	1565	$5,000	$3.19	12d	1	0.97mi
41 Eaton Rd Syosset, NY	3.0	2.5	1701	$6,300	$3.70	0d	1	1.03mi
9 Harrison Ave Hicksville, NY	3.0	2.0	1218	$4,000	$3.28	45d	1	1.08mi
72 Winthrop Rd Plainview, NY	3.0	2.5	1827	$6,000	$3.28	45d	1	1.10mi
4 Willow Pl Hicksville, NY	3.0	1.5	1264	$4,500	$3.56	0d	1	1.12mi
21 Gary Rd Syosset, NY	3.0	2.5	1500	$5,300	$3.53	20d	1	1.16mi
24 Elderberry Rd Syosset, NY	4.0	2.0	1302	$5,200	$3.99	0d	1	1.23mi
16 Roosevelt Ave #14 Hicksville, NY	3.0	1.5	1400	$5,500	$3.93	0d	1	1.31mi
52 Miller Pl Syosset, NY	4.0	3.0	1561	$5,950	$3.81	15d	1	1.37mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $699,999 Pending 23 DOM
2. 2026-06-09
   days on market $699,999 Active 21 DOM
3. 2026-06-08
   days on market $699,999 Active 20 DOM
4. 2026-06-07
   days on market $699,999 Active 19 DOM
5. 2026-06-04
   days on market $699,999 Active 16 DOM
6. 2026-06-03
   days on market $699,999 Active 15 DOM
7. 2026-06-02
   days on market $699,999 Active 14 DOM
8. 2026-06-01
   days on market $699,999 Active 13 DOM
9. 2026-05-31
   days on market $699,999 Active 12 DOM
10. 2026-05-06
    historical $699,999 608-char remark
11. 2008-09-22
    soldstatus $390,000
12. 1973-09-01
    soldstatus $41,663

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $14,854 · $1,238/mo
• Projected year-2 tax: $14,854 · $1,238/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,998
• − Mortgage interest: −$39,211
• − Property taxes: −$14,854
• − Insurance: −$3,500
• − Repairs & maintenance: −$5,040
• − Management: −$5,040
• − Depreciation: −$20,364
• Taxable loss: −$25,010
• Est. tax savings @ 24.0%: +$6,002
• After-tax cash flow: $-6,634/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Plainview-Old Bethpage Central School District
• NCES district ID: 3623220
• Math proficiency: 88% ▲ 1.00%
• Reading proficiency: 86% ▲ 7.00%
• Median HH income: $122,932
• Composite: 80.45/100
• National rank: #47
• State rank: #20 of 590 in NY

Livability — Plainview

• Score: 85/100
• State rank: #36
• US rank: #554

Category grades

Amenities A- Commute A+ Cost of living F Crime A Employment A+ Housing A+ Health & safety A User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainview, NY
• County: Nassau County · 653,051 people
• City population: 29,713
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,713
• Household income: $187,514
• Rent vs Own: 6.4% rent · 93.6% own
• Severe rent burden: 169.0

Population outlook (Nassau County) Hauer SSP2

• Today (2025): 1,409,302 people
• By 2030: 1,431,482 · +1.6%
• By 2040: 1,471,607 · +4.4%
• By 2050: 1,502,845 · +6.6%
• By 2075: 1,575,403 · +11.8%
• By 2100: 1,554,356 · +10.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Asian 19% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 10% Scotch-Irish 6% Italian 2%
• Foreign-born: 16% · China, South Korea, Canada
• Languages at home: 81% English-only · Other Indo-European 7% Chinese 4% Korean 2%

Political lean MEDSL · Nassau

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -12.6pp toward R · 2008: 8.4pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: D+9.5 2016: D+5.3 2012: D+6.7 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -825.62%
• Current HPI: 298.0511
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+1580.1% since first listed

5 events — show timeline

• 2026-06-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-20 Listed $699,999 OneKey® MLS as Distributed by MLS Grid
• 2026-05-06 Coming Soon $699,999 OneKey® MLS as Distributed by MLS Grid
• 2008-09-22 Sold (Public Records) $390,000 Public Records
• 1973-09-01 Sold (Public Records) $41,663 Public Records

Property tax history

+3.8%/yr

Latest (2024): $14,854 · +5.3% YoY. Source: county tax records.